For educational purposes only — not tax, legal, or financial advice. Tax laws change frequently. Consult a qualified CPA, Enrolled Agent, or tax attorney for your specific situation.

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    §1031 Like-Kind Exchange Calculator (2026)

    Model deferred gain, boot recognition, and basis carryover for real property exchanges under IRC §1031. Tracks the 45-day identification and 180-day replacement deadlines and enforces the post-TCJA real-property-only restriction.

    Guidance, not advice. This calculator runs the rules as published, it doesn't assess your circumstances. Your actual tax may be affected by factors it doesn't cover (deductions, credits, filing status nuances, state-specific adjustments). Always seek financial or tax advice from a qualified CPA, Enrolled Agent, or tax attorney, or contact the IRS. Read our editorial scope →

    Post-TCJA real-property-only restriction
    Since January 1, 2018, §1031 exchanges apply only to real property. Personal property — equipment, vehicles, artwork, aircraft, franchise rights — no longer qualifies. If you are exchanging personal property, this calculator will not apply §1031 treatment.

    Relinquished property (old)

    The property you are selling or exchanging away.

    $

    Purchase price + capital improvements − depreciation taken.

    $

    Contract sale price or appraised value.

    $

    Outstanding mortgage the buyer pays off or assumes.

    Replacement property (new)

    The like-kind property you are acquiring.

    $

    Contract purchase price or appraised value.

    $

    Mortgage you take on the replacement property.

    $

    Any cash or non-like-kind property you receive back.

    Property type

    Exchange summary

    Amount realized$1,200,000
    Less: Adjusted basis−$400,000
    Realized gain$800,000
    Cash boot$0
    Net mortgage relief$0
    Total boot received$0
    Recognized gain
    $0
    Taxed now
    Deferred gain
    $800,000
    Rolled into replacement
    Adjusted basis — replacement property
    $800,000
    = FMV − deferred gain = adj. basis − recognized + boot + new mortgage
    Full deferral
    No boot received. The entire $800,000 realized gain is deferred into the replacement property. You will pay tax only when you eventually sell the replacement property without another §1031 exchange.
    Qualified Intermediary (QI) is mandatory
    You cannot touch the sale proceeds. Under §1031(a)(3), the QI must hold the funds between closing of the relinquished property and closing of the replacement property. Taking constructive receipt — even briefly — disqualifies the exchange.

    §1031 Timeline tracker

    45-day identification and 180-day replacement deadlines are calendar-day counts — including weekends and holidays. No extensions except for federally declared disasters.

    Day 0
    0
    Relinquished property closes
    Start
    45
    Identification deadline
    Hard deadline
    45d away
    180
    Replacement must close
    Hard deadline
    180d away